120 Kensington Park Dr · Four Corners, FL 33897

$155,000

2 bd · 2.0 ba · 840 sqft · Manufactured public records · 338 Days on market

Built 1983 6,020 sqft lot $71/mo HOA · 5% of rent

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +17.0/30.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• 1% rule +5.0/10.0
• Appreciation +4.7/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0

Listing remarks

Polo Park West is an active 55+ community where with a load of amenities to enjoy including two community pools, two clubhouses, tennis and pickleball courts, horseshoes, and a fitness center. You get to enjoy all this for a very low HOA fee of only $60/month. This active community is very conveniently located off Hwy 27, with very close proximity to US-192 and all of its shopping, restaurants and less than 15 minutes to Disney property! I-4, is also just a short ride which will get you to Tampa / St Pete area going west and Downtown Orlando going East. Full disclosure the HOA requires any new buyer that purchases any home in the community to pay a one time initiation fee of $2000. This

Key facts

• Fitness center
• Screened room
• Pickleball courts

Tags

• TWO COMMUNITY POOLS
• TWO CLUBHOUSES
• TENNIS COURTS
• PICKLEBALL COURTS
• FITNESS CENTER
• SCREENED ROOM

Property features AI

Finance

• Financial info: Total annual fees: $740; Total monthly fees: $61.67
• HOA & community: Polo Park HOA with a $60 monthly fee; Community amenities: clubhouse, fitness center, pool, tennis courts, pickleball courts; Golf carts allowed; Senior community; Dogs allowed

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Cable available; Electricity connected; Sewer connected; Water connected; Irrigation equipment
• Home design: Manufactured home (double wide); Single-story; South-facing; Entry level: One
• Construction: Vinyl siding; Shingle roof; Crawlspace foundation with pillar/post/pier
• Exterior features: Covered patio; Screened patio; Patio; Shed(s)

Interior

• Kitchen: Range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Washer and dryer included; Electric water heater; Range; Refrigerator
• Laundry & utility: Laundry area located outside; Washer and Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $155k.

Deal economics

• At list price, monthly cash flow is $104 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.1% vs local median 3.2% in Four Corners — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 69/100 on livability (#453 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A-; Watch: schools F, amenities F, health & safety F.
• Polk (suburban): math 39% / reading 43% proficiency, ranked #62 of 73 in FL (top 85%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-2.7%/yr); 646 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 10,384 units permitted in Polk County in 2024 (1,716 in 5+ unit buildings).

Forward outlook

• In year one you build about $128 of equity ($1k loan paydown + $-944 appreciation (-0.6% local appreciation)).
• Polk County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 338 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $155k implies a 210% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 338 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.00% ✓
• Cap rate: 7.10%
• Cash-on-cash: 2.87%
• DSCR: 1.13
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.61% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -3.6%
• Equity multiple: 0.84×
• Total profit: $-6,804
• Equity at exit: $40,344

10-year hold

• IRR: 0.2%
• Equity multiple: 1.02×
• Total profit: $750
• Equity at exit: $44,914

Cash invested: $43,400 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 33897

• Home prices YoY: -0.3%
• Rents YoY: -2.7%
• Active inventory: 646
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,551 high
• Mortgage (P&I): −$813
• Tax from tax record: −$173 /mo · $2,079/yr
• Insurance: −$65
• HOA: −$71
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $104

Break-even live

Break-even rent $1,420

Max offer price $155,000

Occupancy floor 88%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
232 Nesbitt Park Ave Davenport, FL	2.0	2.0	864	$1,325	$1.53	23d	1	0.12mi
130 Orlando Breeze Cir Davenport, FL	1.0–3.0	1.0–2.0	1022	$2,097	$2.05	14d	21	0.24mi
623 Coconut Palm Way Davenport, FL	3.0	2.0	1100	$1,650	$1.50	23d	1	0.27mi
613 Coconut Palm Way Unit 613 Davenport, FL	1.0	1.0	600	$1,000	$1.67	3d	1	0.27mi
1000 Western Breeze Cir Davenport, FL	1.0–3.0	1.0–2.0	1350	$2,448	$1.81	14d	83	0.32mi
2306 Fan Palm Dr Unit B Davenport, FL	1.0	1.0	600	$900	$1.50	23d	1	0.32mi
308 Australian Way Unit B Davenport, FL	1.0	1.0	650	$1,100	$1.69	14d	1	0.33mi
308 Australian Way Davenport, FL	1.0	1.0	600	$1,100	$1.83	3d	1	0.33mi
217 Australian Way Unit B Davenport, FL	1.0	1.0	600	$1,100	$1.83	3d	1	0.36mi
2929 Fan Palm Dr Davenport, FL	3.0	3.0	1090	$1,600	$1.47	14d	1	0.39mi
2929 Fan Palm Dr Unit 1 Davenport, FL	3.0	2.5	1090	$1,600	$1.47	14d	1	0.39mi
1325 Washington Palm Loop Davenport, FL	1.0	1.0	600	$1,000	$1.67	3d	1	0.41mi
223 Washington Palm Loop Unit B Davenport, FL	1.0	1.0	745	$1,000	$1.34	23d	1	0.42mi
601 Washington Palm Loop Unit B Davenport, FL	1.0	1.0	800	$1,100	$1.38	23d	1	0.44mi
621 Washington Palm Loop Unit Lockout Davenport, FL	1.0	1.0	600	$1,000	$1.67	23d	1	0.44mi
1000 Ketner St Davenport, FL	1.0–3.0	1.0–2.0	1057	$1,746	$1.65	3d	22	0.65mi
50989 Highway 27 #108 Davenport, FL	2.0	1.0	800	$1,500	$1.88	21d	1	0.81mi
2010 Limetta DR Davenport, FL	1.0–3.0	1.0–2.0	1178	$1,970	$1.67	3d	15	0.83mi
130 Town Center Blvd Clermont, FL	1.0–3.0	1.0–2.0	904	$1,890	$2.09	2d	19	0.89mi
145 Town Center Blvd Clermont, FL	1.0–3.0	1.0–3.0	1029	$1,850	$1.80	2d	22	1.02mi
218 Haversham Way Davenport, FL	1.0	1.0	785	$600	$0.76	23d	1	1.09mi
9000 US Highway 192 #929 Clermont, FL	1.0	1.0	674	$1,350	$2.00	23d	1	1.12mi
183 Ashbourne Way Davenport, FL	1.0–3.0	1.0–2.0	1039	$1,822	$1.75	3d	35	1.30mi
774 Chelsea Dr Davenport, FL	2.0	2.5	988	$1,750	$1.77	23d	1	1.44mi
807 Chelsea Dr Davenport, FL	2.0	2.5	1076	$1,450	$1.35	23d	1	1.47mi

HOA detail

• Monthly dues: $71 · $852/yr
• Likely covers: poolgym

Listing history 23 events

1. 2026-06-18
   days on market $155,000 Active 338 DOM
2. 2026-06-17
   days on market $155,000 Active 337 DOM
3. 2026-06-16
   days on market $155,000 Active 336 DOM
4. 2026-06-15
   days on market $155,000 Active 335 DOM
5. 2026-06-13
   days on market $155,000 Active 333 DOM
6. 2026-06-10
   days on market $155,000 Active 330 DOM
7. 2026-06-09
   days on market $155,000 Active 329 DOM
8. 2026-06-08
   days on market $155,000 Active 328 DOM
9. 2026-06-07
   days on market $155,000 Active 327 DOM
10. 2026-06-05
    days on market $155,000 Active 324 DOM
11. 2026-06-03
    days on market $155,000 Active 322 DOM
12. 2026-06-01
    days on market $155,000 Active 321 DOM
13. 2026-05-31
    days on market $155,000 Active 320 DOM
14. 2026-03-28
    price $155,000
15. 2025-10-11
    price $164,900
16. 2025-07-15
    listed $169,900 Active
17. 2022-12-31
    historical
18. 2022-08-20
    price $164,900
19. 2022-08-03
    price $174,900
20. 2022-07-21
    price $179,900
21. 2022-07-07
    listed $184,900 Active
22. 2007-04-04
    listed $87,000
23. 2003-11-03
    soldstatus $50,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $2,079 · $173/mo
• Projected year-2 tax: $2,079 · $173/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,614
• − Mortgage interest: −$8,682
• − Property taxes: −$2,079
• − Insurance: −$775
• − Repairs & maintenance: −$1,489
• − Management: −$1,489
• − HOA: −$852
• − Depreciation: −$4,509
• Taxable loss: −$1,262
• Est. tax savings @ 24.0%: +$303
• After-tax cash flow: $1,547/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Polk
• NCES district ID: 1201590
• Math proficiency: 39% ▼ -11.00%
• Reading proficiency: 43% ▼ -4.00%
• Median HH income: $43,979
• Composite: 34.74/100
• National rank: #5132
• State rank: #62 of 73 in FL

Livability — Four Corners

• Score: 69/100
• State rank: #453
• US rank: #8218

Category grades

Amenities F Commute C+ Cost of living A- Crime B- Employment C Housing A+ Health & safety F User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Polk County · 740,051 people
• City population: 27,422
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 30,159
• Household income: $70,982
• Rent vs Own: 26.8% rent · 73.2% own
• Severe rent burden: 926.0

Population outlook (Polk County) Hauer SSP2

• Today (2025): 752,975 people
• By 2030: 804,621 · +6.9%
• By 2040: 906,117 · +20.3%
• By 2050: 1,000,476 · +32.9%
• By 2075: 1,197,520 · +59.0%
• By 2100: 1,271,518 · +68.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 45% Hispanic / Latino 43% Two or more races 12% Black 5% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 21% Cuban 2% Dominican 2%
• Common ancestry: Romanian 2% Lithuanian 2% Serbian 1%
• Foreign-born: 16% · Canada, Jamaica, China
• Languages at home: 61% English-only · Spanish 34% Other Indo-European 1% French/Haitian/Cajun 1%

Political lean MEDSL · Polk

• 2024 margin: Strong R (+20.7) · D 39.2% · R 59.9%
• 2008→2024 swing: -14.6pp toward R · 2008: -6.1pp · 2024: -20.7pp
• All cycles: 2024: R+20.7 2020: R+14.4 2016: R+14.1 2012: R+6.8 2008: R+6.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.61%
• Current HPI: 236.2905
• Rent YoY: ▼ -2.69%
• Metro: Lakeland-Winter Haven, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

+210.0% since first listed

10 events — show timeline

• 2026-03-28 Price Changed $155,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-11 Price Changed $164,900 Stellar MLS as Distributed by MLS Grid
• 2025-07-15 Listed $169,900 Stellar MLS as Distributed by MLS Grid
• 2022-12-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2022-08-20 Price Changed $164,900 Stellar MLS as Distributed by MLS Grid
• 2022-08-03 Price Changed $174,900 Stellar MLS as Distributed by MLS Grid
• 2022-07-21 Price Changed $179,900 Stellar MLS as Distributed by MLS Grid
• 2022-07-07 Listed $184,900 Stellar MLS as Distributed by MLS Grid
• 2007-04-04 Listed $87,000 Stellar MLS as Distributed by MLS Grid
• 2003-11-03 Sold (Public Records) $50,000 Public Records

Property tax history

+9.7%/yr

Latest (2025): $2,079 · +10.3% YoY. Source: county tax records.